What 1,500 Square Feet on the Ocean Costs in 2026: New Tower vs Resale, From the County Record

By Josh Stein, Miami real estate sales associate, Florida license SL3057661. Selling Miami luxury property since 2002.

New oceanfront condo prices in Miami are quoted two ways, as a starting price and as a price per square foot, and they answer different questions. This post sets the new-tower figures that trade press has reported next to what oceanfront resales recorded on the Miami-Dade County Property Appraiser record pulled 23 September 2026. For the building-by-building record, start with The Miami Resale Record; for how per-foot prices have moved on resales, see JSR’s post on the $1,000-a-foot line and its look at Pompano Beach’s branded oceanfront towers.

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The unit used for comparison is 1,500 square feet, a size many buyers ask about. On the pre-construction side, JSR’s page on Ocean Terrace Residences and its guide to Bentley Residences cover two of the towers below. Every dollar figure in this post carries its source and date in the same sentence, and the arithmetic is marked as JSR’s.

What new oceanfront towers start at

The new-tower figures below are reported prices and statements, not recorded closings. Where a source gave a price and a size for the same unit, JSR divided them and says so.

Ocean Terrace Residences, North Beach. The Real Deal reported on 27 October 2025 that Douglas Elliman is leading sales, that sales launched with more than $200 million in presales and that prices start at $6.3 million, according to the developers’ release. The same report said the partnership secured an $85 million preconstruction loan from J.P. Morgan in February 2025. Florida YIMBY reported on 28 November 2025 that the one- to four-bedroom condos measure about 1,740 to 3,740 square feet, with the smallest units priced at $6.3 million. Dividing $6.3 million by 1,740 square feet gives $3,621 per square foot, JSR arithmetic on those two figures. The Real Deal reported on 18 August 2026 that prices start at over $6 million, per the developer. No source JSR read publishes a per-foot price for the project. Some broker marketing pages show a lower entry figure than the developers’ launch release; JSR has not used them, and the figure here is the one in The Real Deal’s 27 October 2025 report of the release.

Bentley Residences, Sunny Isles Beach. The Real Deal reported on 5 November 2025 that remaining units start at $5.8 million, that the two penthouses are asking $37.5 million each and that the 216-unit tower was more than 50 percent presold, per Dezer Development’s release. The Real Deal reported on 7 November 2024 that Gil Dezer said Bentley Residences sales were at about $2,800 a foot. That is a developer’s statement at a conference panel, a year older than the $5.8 million figure, and not a recorded deed. At $2,800 a foot, 1,500 square feet is $4.2 million; JSR did not find a source that gives a size for the $5.8 million unit.

Ocean House, Surfside. The Real Deal reported on 15 August 2024 that Multiplan’s 25-unit building at 9317 Collins Avenue launched sales with prices starting at $5 million and two- to five-bedroom condos between 2,100 and 6,300 square feet, according to the release. The release as reported does not say which unit carries the $5 million price. If it is the smallest, $5 million divided by 2,100 square feet is $2,381 per square foot, JSR arithmetic resting on that assumption, and the source is 26 months old at the 26 October 2026 read. JSR did not find a newer published figure.

What the county record shows for oceanfront resales

These are the oceanfront resale figures already published on JSR’s building pages, all from the Miami-Dade County Property Appraiser record. Each is the median over qualified, arm’s-length sales in the 12 months to the pull date, and each is a recorded closing, not an asking price.

On the Miami-Dade County Property Appraiser record pulled 23 September 2026, The Surf Club Four Seasons in Surfside recorded 12 sales at a median of $19,123,550, or $5,046 per square foot, the latest on 19 August 2026. Continuum South Beach recorded 20 sales at a median of $4,875,000 ($3,014 per square foot), the latest on 25 June 2026. In Bal Harbour, Oceana Bal Harbour recorded 17 sales at a median of $8,725,000 ($2,710 per square foot), the latest on 16 July 2026, and St. Regis Bal Harbour recorded 6 sales at a median of $7,900,000 ($2,362 per square foot), the latest on 29 June 2026.

In Sunny Isles Beach, on the same record pulled 23 September 2026, Estates at Acqualina recorded 7 sales at a median of $11,400,000 ($2,631 per square foot), the latest on 30 June 2026; Turnberry Ocean Club recorded 10 at $5,450,000 ($1,949 per square foot), the latest on 28 May 2026; and Jade Signature recorded 7 at $4,600,000 ($1,740 per square foot), the latest on 28 May 2026. On the record pulled 22 September 2026, Ritz Carlton Residences Sunny Isles Beach recorded 7 sales at a median of $3,700,000 ($2,211 per square foot), the latest on 26 February 2026.

The table: 1,500 square feet, new and resale

Implied price is the per-foot figure multiplied by 1,500 square feet, JSR arithmetic, rounded to the nearest $10,000, using the 2026 county pulls and the dated reports shown. It is not a quote for a unit that exists. Sorted within each group from the highest per-foot figure down.

How to read the 1,500 square foot figure

Read the table as two lists, not one ranking. On the Miami-Dade County Property Appraiser record pulled 23 September 2026, the resale medians span $1,740 to $5,046 per square foot, a factor of about 2.9. The three new-tower figures, from reports dated 15 August 2024 to 28 November 2025, span $2,381 to $3,621. Ocean Terrace’s $3,621 is about 1.3 times Oceana Bal Harbour’s resale median of $2,710, and $5,046 at The Surf Club Four Seasons is about 1.4 times Ocean Terrace’s figure. Those are ratios between two different kinds of number.

The new-tower figures describe the starting end of a range or a developer’s own statement, and they date from different months. The county medians cover every size that sold in a building over 12 months, so a tower whose recent sales were large homes can show a different per-foot median from the one a 1,500-square-foot home would carry. Floor, view and line move price within a building, and the sales on your own line are the answer.

The size matters too. Florida YIMBY reported on 28 November 2025 that the smallest Ocean Terrace units are about 1,740 square feet, and The Real Deal reported on 15 August 2024 that Ocean House condos start at 2,100 square feet, so a 1,500-square-foot home is below the smallest reported unit in both. The table’s last column shows what the per-foot rate multiplies to, not what any tower sells at that size.

Three towers left out of the table

St. Regis Residences Sunny Isles. The Real Deal reported on 23 April 2026 that pricing for the remaining units begins at $5 million and that the south tower is nearly sold out. The Real Deal’s 15 March 2022 launch report gave unit prices of about $3 million to $10 million, with most averaging about $5 million. Neither report gives a unit size or a per-foot price, so JSR does not compute one.

The Delmore, Surfside. Bisnow reported on 15 April 2026 that the units are projected to span 7,000 to 10,000 square feet at prices starting at $15 million. Those sizes are far from 1,500 square feet and no source JSR read gives a per-foot price, so the building is not in the table. JSR has a separate guide to The Delmore.

The Perigon, Mid-Beach. Florida YIMBY reported on 6 March 2026, citing the development team, that remaining residences are priced from $12.55 million and that the 01 Collection four-bedroom residences begin at 4,869 square feet of interior space. The Real Deal reported on 27 May 2025 a unit of 4,784 square feet asking $3,481 per square foot in an Elliman weekly report of listed properties, in a story whose lead gives the asking price as $18.4 million. Those two figures do not multiply out to the same total, so JSR leaves the per-foot number out of the table.

County record pulled 23 September 2026; trade press read 26 October 2026. Resale figures are recorded closings, not asking prices. New-tower figures are reported prices and statements, not recorded sales.

How has your building held its value? The Miami Condo Index ranks Miami condo buildings by their county sale records: real price per square foot, turnover and four-year change.